New Construction vs Resale in Lehi

Thinking about buying in Lehi and torn between a brand-new build and a resale home? It is a common question in Utah’s Silicon Slopes corridor where both options are strong. You want the right mix of timing, budget, location, and peace of mind. This guide breaks down timelines, warranties, pricing, inspections, HOAs, financing, and a clear decision checklist so you can move forward with confidence. Let’s dive in.

Why Lehi is a special case

Lehi sits in the heart of the Silicon Slopes tech hub, so housing demand follows job growth and new development. You will see master-planned communities with fresh amenities alongside established neighborhoods with mature landscaping. When market inventory tightens, builder incentives and resale negotiation power can shift. Knowing how each path works helps you capture value in any market.

If you want proximity to new amenities and the chance to personalize features, new construction can shine. If you need a faster, more predictable move-in or prefer established neighborhoods, a resale may fit better.

Move-in timing: new vs resale

New construction timelines

• Spec or inventory homes: These are already under construction or complete. Move-in can be within weeks to a few months, depending on final inspections and permits.
• Production builds: When you choose a plan and lot from a production builder, expect about 4 to 9 months after permits. Weather, builder backlog, and change orders can add time.
• Semi-custom or custom homes: More complex builds often take 9 to 18 months. Subcontractor availability and selections can stretch the schedule.
• City and seasonality: Local permit reviews and required inspections add time. Utah winters can slow exterior work, and supply chain delays for windows or cabinets can impact timing.

Resale timelines

Once you have a contract, a standard resale closes in about 30 to 45 days if financing and title work stay on track. If the home is vacant and your lender is ready, this is often the fastest path to keys.

Warranties and peace of mind

What new-home warranties cover

Many builders use a layered “1-2-10” model. That often means one year for workmanship and materials, two years for major systems, and ten years for structural defects. Coverage varies by builder and warranty provider, so read the contract closely. Know claim deadlines, exclusions, and how to submit service requests.

A warranty is helpful, but it is not a substitute for an independent inspection. You still want a thorough review before closing.

Resale protections

Resale homes do not come with a builder warranty. You can purchase a third-party home warranty for systems and appliances, but those policies have caps and exclusions. Your strongest protections are your home inspection, seller disclosures, and any repairs or credits you negotiate during your contingency period.

Pricing, lot premiums, and incentives

How builders price

Builders list a base price for the floor plan, then add a lot premium for features like corner lots, cul-de-sacs, views, or walkout basements. The base price often excludes popular upgrades, and those choices can add up quickly. Ask for a detailed price sheet that breaks out base price, lot premium, and options.

Incentives to watch

Builders sometimes offer mortgage rate buydowns, closing-cost credits, or free upgrades. Incentives tend to be stronger when inventory is higher or mortgage rates are elevated. Understand if the buydown is temporary or permanent and how the credit is applied. Confirm any deadlines or conditions.

Resale negotiation

With a resale, you usually negotiate sale price, repairs, closing costs, and timing. Sellers rarely offer the same kind of rate buydown that a builder can structure with a preferred lender. Your leverage often depends on days on market, condition, and how many competing buyers are in play.

Apples-to-apples pricing checklist

Compare total costs, not just list prices:

• New build: base price, lot premium, upgrades and options, landscaping, window coverings, appliances if excluded, and any HOA startup fees. Subtract any builder incentives.
• Resale: purchase price, immediate repairs, near-term system replacements, cosmetic updates, and any HOA transfer fees. Add any seller credits you negotiate.

Inspection focus in Lehi

Inspecting new construction

Schedule two independent inspections with a pro who knows new builds:

• Pre-drywall inspection: Check framing, electrical and plumbing runs, ductwork, insulation, and flashing before walls close.
• Final inspection and walk-through: Create a punch list of finish items and test systems. Pay attention to grading and drainage, roof and exterior flashing, window and door installation, HVAC performance and balancing, insulation quality, and site drainage that directs water away from the foundation.

Review the warranty orientation and service process before closing so you know how to file claims.

Inspecting resale homes

Order a whole-house inspection that reviews roof age, foundation and settlement, plumbing and electrical, HVAC history, water heater age, insulation, moisture signs, and any wood-destroying organism risks. Consider specialty add-ons:

• Sewer scope for older lines or if there are slow drains.
• Radon testing since the EPA recommends testing in many regions.
• Chimney inspection and, if relevant, structural or soils advice for hillside or fill areas.

HOA and neighborhood rules

New community HOAs

New subdivisions and master-planned communities in Lehi often have HOAs that manage exterior standards, landscaping, and shared amenities. Developers typically control the HOA until a formal handoff to homeowners. Early fees may be modest, then rise as amenities and maintenance needs increase. Special assessments are possible if reserves are not fully funded.

Established HOAs

Older associations often have a longer track record. You can review budget history, reserve studies, and meeting minutes to gauge financial health and rule enforcement. Neighborhood character and landscaping are usually more predictable.

What to review

Ask for a complete HOA packet and read these items carefully:

• CC&Rs, bylaws, and current rules
• Operating budget and reserve study
• Meeting minutes for the last 12 to 24 months
• Details on developer control and the transition timeline
• Policies for rentals, pets, and ADUs
• Fee schedules, collection practices, and any pending special assessments

Financing and contracts

Resale financing

Most buyers use a standard conventional mortgage. Contracts usually include financing, inspection, and appraisal contingencies. If everything is aligned, 30 to 45 days is a common close.

New construction financing

If you are building during the contract period, you may need a construction loan or a construction-to-permanent loan that converts at completion. Lenders often require extra documentation and periodic inspections during the build. Builders sometimes offer mortgage rate buydowns or closing credits. Ask whether a buydown is temporary or permanent and who is paying the cost.

During construction, be mindful of mechanics lien exposure if subcontractors are unpaid. Confirm the builder’s lien waiver process and how title will protect you. Your purchase agreement should spell out completion dates, remedies for delays, change-order procedures, and clear paths for termination if timelines are missed.

A simple decision framework

Use these quick prompts to narrow your choice:

• Timing: Do you need to move within 45 days, or can you wait several months for a build?
• Customization: Do you want to select finishes, or would you rather avoid decision overload and move in as-is?
• Budget clarity: Are you comfortable managing base price, lot premiums, and option costs, or do you prefer a single all-in price with known repairs?
• Risk tolerance: Are you okay with construction timelines and weather or supply delays, or do you need a predictable close date?
• HOA comfort: Are you excited about new amenities and rules, or do you prefer established associations with longer histories?
• Location priorities: Do you need the newest communities near Silicon Slopes amenities, or do you want mature streetscapes and privacy?
• Long-term plans: How long will you stay, and how important are warranty protections in the first years?

Action checklist for Lehi buyers

If you lean new construction

• Request the full builder price sheet that separates base price, lot premium, included features, and upgrade pricing.
• Ask for the full warranty document and examples of the service process and timelines.
• Get a construction schedule with milestones and remedies for missed dates in writing.
• Confirm incentives, whether they are conditional, and exactly how they apply to your bottom line or interest rate.
• Hire an independent inspector for pre-drywall and final inspections.
• Review HOA CC&Rs, budget, reserve study, and when the HOA transitions from developer control.
• Check the builder’s local track record and any complaint history with state or municipal agencies.
• Choose a lender familiar with construction or builder financing options.

If you lean resale

• Review the seller disclosure and any maintenance or utility records.
• Order a general home inspection and consider a sewer scope, radon test, and HVAC check based on age and condition.
• Analyze recent comparable sales and neighborhood turnover to validate price.
• Obtain the HOA packet if applicable and look for planned assessments or rules that affect your plans.
• Estimate near-term capital costs like roof, water heater, or HVAC replacement and fold that into your offer strategy.

Local watch-outs in Lehi

• City approvals and infrastructure: Review subdivision plats, stormwater plans, and the timing of public improvements on applicable city files when buying in a new community.
• School boundaries: Growth can shift boundaries. Verify current assignments and any proposed changes directly with the district.
• Transportation plans: Watch for road or transit improvements that may change commute patterns to major employers.

Choosing between a new build and a resale in Lehi comes down to your timing, budget, and comfort with construction versus move-in-ready certainty. With a clear plan, you can compare both paths fairly and negotiate from strength.

If you want a calm, experienced guide by your side, reach out to Isabel Hutchings for buyer representation or relocation support. You will get clear steps, steady communication, and local insight tailored to your goals. Connect with Isabel Hutchings to explore both options and choose with confidence.

FAQs

What is the typical timeline to build a new home in Lehi?

• Inventory homes can close in weeks to a few months, production builds often take 4 to 9 months after permits, and semi-custom or custom homes commonly run 9 to 18 months.

How do builder incentives compare to resale concessions in Lehi?

• Builders may offer rate buydowns, closing credits, or upgrades, while resale negotiations usually focus on price, repairs, closing costs, and timing.

Do you still need an inspection on new construction in Lehi?

• Yes, schedule a pre-drywall inspection and a final inspection with an independent pro to catch issues before closing and to set your warranty punch list.

What HOA documents should I request before buying in a Lehi community?

• Ask for CC&Rs, bylaws, budget, reserve study, recent meeting minutes, fee schedules, rental and pet policies, and details on the developer control timeline.

How does radon testing fit into a Lehi home purchase?

• The EPA recommends testing in many regions, so consider a radon test during your inspection period for both new construction and resale homes.

Is a home warranty worth it on a resale home in Lehi?

• A one-year home warranty can offset some system or appliance costs, but review exclusions and caps and rely on inspections for the most complete protection.